So what started this series was the fact that the prices on Cabana Club Sand Key FL condos for sale are some of the lowest priced gulf front especially for 3 bedrooms on Sand Key FL and Clearwater Beach FL…which always begs the questions, Why?

Part of the answer I believe lies in the fact that somewhere along the way, and unfortunately I don’t know where or when exactly it happened but the owners of the Cabana Club Condominiums (I spoke with what I believe to be a reliable source who gave me the following info and asked not to be named. I of course have no way of verifying the information so as always buyers should do their due diligence.) * explained to me that they decided not to keep their reserve fully funded for the normal upkeep and ongoing maintenance of their beachfront condo community.

Well for a Sand Key Florida Gulf front condominium that is @25 years old it doesn’t take a rocket scientist to know that you are going to have some BIG expenses coming. I was told that since 2008 they have chosen to just do annual assessments.

You might ask yourself why Cabana Club Condos Sand Key FL Owners would choose to do annual assessments versus funding reserves? Well in my experience, just like many families right now, everyone works with a budget or a monthly income and when owners, especially those on more fixes income or whose income has dramatically changed in the last couple of years (can you say Realtors, Lenders, Stock Brokers, Retirees living off investments and the list goes on and on)…they often are hoping to buy some time and either have things improve or sell before they are affected.

Here are the notes I took based on my phone conversation with this inside source trying to get the information straight from those in the know on the afternoon of 10/7/10:

“The Cabana Club had assessments starting in 2008 to envelope the building, which they explained included updating and renovating the outside areas like balconies, concrete, clap board, etc.

Each unit got a new assessment on Sept 1 2010 which varied based on size of unit and that
starting in 2008 the owners decided not to fully fund current and future projects and agreed to annual assessments instead. (When I asked this person how much per unit they would not tell me however in researching with sellers of units my buyers were interested in I found a typical 3 bedroom unit was looking at an additional $600+/mo)

They just agreed again to do an assessment on Sept 1 2010 and the same for 2011 and they are looking to do a longer “loan” to roll in and fund future ongoing assessments / projects.

When I asked this person if they were fully funded on reserves, their comment to me is they have “some reserves”

* Updated 3/7/11 – At 12:53pm I received a call today from the original source regarding this article. We spoke for 4:01 minutes in the presence of one of my clients. The person called me and said ”that there are facts in this article that are incorrect” – I told them we would gladly correct any errors or incorrect information if they would please let me know what is wrong. They refused to give me any additional information and just kept repeating that it was wrong and I should remove this article. My client heard me ask for 4 minutes straight to give me any corrections and this person refused. I asked them to give me the current fees and assessments and she refused and said “I’m not going to tell you anything about the Cabana Club”. They also said they didn’t speak to me in the afternoon because they don’t work afternoons and yet this person just called me at 12:53pm which is roughly the same time we spoke back in October. We strive to provide accurate information however while all information is deemed accurate, it is not guaranteed and all mistakes will gladly be corrected when brought to our attention. As always, any buyer should not rely on this or any other information without verifying all information to their satisfaction when making any purchase. We live in a dynamic market and things are constantly changing. All seller’s must provide a Buyer making an offer with a complete condo disclosure for current fees and assessments so our advice is be sure you are completely satisfied with the information you receive. If you are a seller/owner at the Cabana Club and have information that would be helpful to this article please feel free to call or email me and we will gladly update this with the latest information.

So while right now there are several low priced 3 bedroom units for sale – it appears you are looking at currently paying an additional $600+ a month for the current assessment which appears to be scheduled to run through 2011. So if you are asking how come these Clearwater Beach 3 bedroom condos are so cheap?…Now you know more of the story.

In my opinion this is why when I see a cluster of “great condo deals” in the Clearwater Beach real estate market I know there’s got to be more to the story and you should have a Clearwater Beach realtor who digs in and makes sure you’re educated as to what you’re getting into.

And remember, unlike other Sand Key condos for sale, you can not rent these units out except for 6+months at a time so that’s not a very viable answer for offsetting these costs – you are basically looking at trying to find an annual renter – thank goodness property taxes and interest rates are down at the moment .

How could Cabana Club Condos Assessment affect me as a new owner?

You should know that when you buy in a condo community you are obligated to pay association assessments or they actually have the ability to foreclose on you. This is why lenders are so serious about financial strength because if they finance a purchase it’s in no one’s interest to realize you can’t afford the condo with escalating association cost or surprise assessments. Buyer beware – do you homework and work with Sand Key Realtors that are YOUR advocate and making sure you have all the info to ensure you are REALLY getting a good value – even in today’s market, it’s not a given!!!! (Disclaimer: I am not an attorney and don’t give legal advice and should not be construed at legal advice)

Condos that choose to manage my assessments versus solid reserves can be Russian Roulette for buyers that don’t have deep pockets..,can you say another “Clearwater Beach foreclosure” if you can’t pay them!!! Feel free to ask us more we’re happy to share our local insights!!!

Is a Hotel Coming next door to the Cabana Club Condos on Sand Key – What’s the impact?

The other big “unknown” is that in place of the Cabana Grille restaurant owned by the Belleview Biltmore there is supposed to be a new 6 floor low-rise boutique 38 room Victorian style hotel with a new restaurant being built between Dan’s Island condos and The Cabana Club condominiums and some people don’t like that idea which can also motivate some to sell as well as others not to choose to buy. If you’d like to read more you cancheck it out here.

Lots of people that already live in Sand Key Florida have expressed their concerns about this hotel. In my opinion, it will probably be an asset at best and neutral at worse (except during the construction process which is always a pain), however, each buyer has their own desires and you should know who your future neighbors could be – don’t you agree?

What else do you want to know that wasn’t answered here? If you want a list of all the condos for sale in the Cabana Club or all the Sand Key Condos for Sale – we’d be happy to customize a list based on just what you’re looking for.

As always, if you’d like to know about what’s happening with Clearwater Beach real estate just give us a call and we’ll bring you up to speed on what’s happening right now.

Disclaimer: I am not an attorney and don’t give legal advice and anything in this article should not be construed at legal advice. In addition, all information given here is believe to be true with sources sited however subject to change at any time and is not guaranteed and should be verified for your own purposes and situation.

And if you’re looking for a Clearwater Beach Realtor we’d like you to know that we are passionate about being your real estate advocate. We’re committed to delivering Results daily based on Integrity, Knowledge & Experience – helping you find the perfect Clearwater Beach condos for sale.

Cyndee Haydon, along with her husband Jack Haydon 727-710-8036 are full-time Realtors® and owners of the Sandbars To Sunsets Inc and Lead the Sandbars To Sunsets team at Future Home Realty - They are consistently in the Top 1% of Realtors in Pinellas County because they get results and are known for their outrageously happy clients with over 85+ video testimonials from raving fans. Providing the Local Expertise, Proven Results, Communication at the highest level, and a Client Experience that makes others comfortable referring them to those they care about. When looking for a proven professional you can trust - they believe you deserve: Experienced Resort & Second Home Specialist; Accomplished Certified International Property Specialist; Proven Certified Home Luxury Marketing Specialist; Qualified Military Relocation Professional;
(727) 710-8036 - Jack Cell (727) 710-8035 - Cyndee Cell
Cyndee's Google Profile

Clearwater Beach Condos for Sale at Mandalay Beach Club 33767

Today, I found 28 beachfront condos for sale at The Mandalay Beach Club, priced from $4,200,000 to $739,000.

These Clearwater beach condosall have covered parking and range in size from a 4-bedroom, 3.5-bath with 5,140 square feet to a 2-bedroom, 2-bath with 1,550 square feet.

So, if you are looking for a resort style living? A luxury beach front property on Clearwater Beach? Then look no further than The Mandalay Beach Club – Ultimate in Fine living complete with beachfront penthouse condos with amazing views of Clearwater Beach.

Call us today, to setup some time to view these beautiful Clearwater
Beach condominiums.

Luxury Clearwater Beach Condominiums

Buying Beach Property? Are you looking at Clearwater beach condos or Sand Key Condos where you can enjoy our beautiful beachefront views or amazing intercoastal waterfront views and boating? Here’s what some of our past clients have to say about how we helped them….

** CLICK ON PHOTOS BELOW TO SEE CLIENT VIDEO TESTIMONIALS **

Buyers tell us that selecting the best Clearwater Beach Real Estate Agent, online or from a distance, can be a challenge. Some of our past clients agreed to share their experiences and tell you why they think you should work with us.

Click on the photos below and meet some of our clients and now friends…we’d love to be YOUR choice too!

Pinellas County Florida – As 2007 comes to an end, many Pinellas County sellers are happy to see it go and many are wondering what 2008 has in store for our housing market.

While we don’t have a crystal ball we did think it would be helpful to take a look back over the last 2 years to see where Pinellas County luxury real estate been and where we are now.

Pinellas County Real Estate 2007 Year in Review

We all have heard that it’s a buyer’s market in the Tampa Bay area however let’s review the facts and temper some of the news media. Here is the first report in our new series called the Real Estate Market Report – 2007 Year In Review.

Readers tell us that it’s easy to find information on total Pinellas County market statistics however it can be misleading when those reports include everything from condos under $100,000 in 55+ Adult Retirement Condo Communities to the record setting condo sale of $4,400,000 at the Sandpearl Residencescondos on Clearwater Beach this past month. 5 condos sold for over $3,000,000 this year in communities like The Grande, Mandalay Beach Club, Vinoy Place and Parkshore Plaza. Luxury condos and fine living still have their discriminating buyers even in this real estate market.

Just like all real estate is local – we believe each real estate market niche is unique and our goal is to provide you with a deeper view into our Luxury Real Estate Market in Tampa Bay. We’ve been doing the research and preparing detailed reports on different Tampa Bay real estate market niches like:

Luxury Condos (over $500,000) in Pinellas County

Gulf front Condos in Pinellas County

Pool Homes in Pinellas County

Luxury Homes (over $500,000) in Pinellas County

The Clearwater Beach Sand Key Condo Report

Island Estates Real Estate Report

Clearwater Florida Homes Real Estate Report

Clearwater Florida Condos Real Estate Report

…and how they’ve performed this year. We’ve also provided you with a historical view of the last 24 months. As we head into the New Year it’s a time for reflecting on the past and planning for the future. Hope you find this information helpful.

Tampa Bay Real Estate 2 year Historical Performance Graphs

If you have a particular Tampa Bay Real Estate Market Report that would interest you just let us know and we will work to add it to our list. Our goal will be to post one or two a day.

We will include the following 4 graphs in our Tampa Bay Real Estate Market Report:

Days on Market – How long is it taking Tampa Bay real estate to sell?

Average Asked to Sold Ratio – Helps show how close to asking price condos are currently selling for.

Median Price – shows that 1/2 of real estate sold is above and 1/2 is below this price in a given property or market niche.

Units Sold – will show how many homes or condos sold in a given month as well as over the 2 year period.

We have seen the time it takes to sell luxury condos in Pinellas county has risen from just over 75 days to over 225 days this past month. It’s easy to understand when you look at the fact that there is a more limited buyer pool for these luxury condos as well as the fact that condo buyers have more lots of choices of condos currently for sale in Pinellas County.

The next chart explains the Pinellas Luxury Condo Real Estate Asked to Sold ratio. We often get buyer requests for people wanting to buy a Clearwater Beach Condo on the Gulf of Mexico for under $100,000, we smile knowing we could sell those all day long if it existed and then have to explain is just doesn’t.

The following graph shows that while luxury condo sellers in Clearwater, St Petersburg and the Tampa Beaches are making deals and there are some luxury waterfront condo bargains to be found, sellers are not “giving away” this desireable Tampa Bay real estate.

Notice on the Asked to Sold Graph below that with the exception of one month, June 2007, out of the last 24 months the “asked to sold ratio” has been over 90%. While Pinellas County luxury real estate usually sells faster and in the high 90’s – luxury sellers are holding the line on their property values and many are willing to hold out longer than to sell a drastically lower prices.

Pinellas County Luxury Condo Owners saw the median price for luxury condos (over $500,000) go from $689,500 in the beginning of 2006 and two years later after a challenging year for Tampa Bay real estate the median luxury condo price was up to $697,500.

Much of that can be attributed to the increase in the number of new luxury condo developments like Sandpearl Residences where developers have built a significant number of high-end condos over the last few years. When you look at most individual luxury condos on a year to year basis their values are actually down over last year. As we’ve said all year – if you don’t have to sell, then don’t – wait!

For those that have owned their property over 3 years, most have seen that property increase in value and while the median prices are down from their high of $815,000 in September of 2006 for those who bought for the long term should fare well.

Clearwater | St Petersburg | Tampa’s Beaches is still considered a great place to live and we hear from lots of people daily that want to buy Florida luxury real estate on our Tampa Beaches and around the Tampa Bay area.

The number of Tampa Bay condos selling each month is down from the heyday of 2006 as well as the prices on most individual units. We believe reflects a combination of a correction in our real estate market from the buying frenzy that ran up prices at an unsustainable pace and the “wait and see” feeling lingering in the market right now.

The silver lining is that with the value of the dollar being down, interest rates being down and the fact that there are still plenty of motivated sellers we are seeing lots of activity again in the luxury condo marketplace, especially on our Tampa gulf beaches. Winter is also motivating lots of Canadians and foreign investors to act now so they can enjoy their new retreat this winter.

If you have a particular luxury condo community or unit you’d like more info on don’t hesitate to ask – we’d love to help you with all your luxury real estate needs here in Pinellas County.

Pinellas County Luxury Real Estate- Condominiums

Are you looking to buy a Tampa Beach Condo or Pinellas County Luxury Real Estate where you can enjoy our beautiful beaches or glorious green golf courses? Here’s what some of our past clients have to say about how we helped them….

** CLICK ON PHOTOS BELOW TO SEE CLIENT VIDEO TESTIMONIALS **

Buyers tell us that selecting the best Clearwater Beach Real Estate Agent, online or from a distance, can be a challenge. Some of our past clients agreed to share their experiences and tell you why they think you should work with us.

Click on the photos below and meet some of our clients and now friends…we’d love to be YOUR choice too!

Want more info, click to Search all Clearwater MLS listings includes all the homes and condos for sale in the Tampa MLS!

Cyndee Haydon, along with her husband Jack Haydon 727-710-8036 are full-time Realtors® and owners of the Sandbars To Sunsets Inc and Lead the Sandbars To Sunsets team at Future Home Realty - They are consistently in the Top 1% of Realtors in Pinellas County because they get results and are known for their outrageously happy clients with over 85+ video testimonials from raving fans. Providing the Local Expertise, Proven Results, Communication at the highest level, and a Client Experience that makes others comfortable referring them to those they care about. When looking for a proven professional you can trust - they believe you deserve: Experienced Resort & Second Home Specialist; Accomplished Certified International Property Specialist; Proven Certified Home Luxury Marketing Specialist; Qualified Military Relocation Professional;
(727) 710-8036 - Jack Cell (727) 710-8035 - Cyndee Cell
Cyndee's Google Profile

Florida Luxury Golf Course Homes in Feather Sound – Tampa Bay Gateway

Tampa Bay Florida – If you are looking for a golfing community then you must check out Feather Sound, which is part of unincorporated Pinellas County however the City of St Petersburg has proposed as recently as this past September to allow Feather Sound to be annexed!

Feather Sound has a small town feel and is a collection of about 18-neighborhoods and has a population of about 3500, bound
together in a Community Services District (CSD), located on the western side of Tampa Bay in Pinellas County, Florida.

Many people that relocate to Tampa Bay find Feather Sound Florida is conveniently located in what we call the Gateway which is west of Tampa, next door to Clearwater, and the northend of St Petersburg. It is located about 2 miles from the Clearwater St Petersburg Airport.

It is the first neighborhood you get to when you come off the Howard Franklin Bridge onto Ulmerton Road and is across the street from the Raymond James Financial Services Headquarters.

Enjoy Fine Living and Entertaining at the Feathersound Country Club

The golf course is a 6,900 yard, Par 72 championship layout designed by Joe Lee, who also
designed several PGA Tour Courses.

Included is a 7-acre driving range, practice, golf pro shop and instruction area.

If you prefer socializing, tennis, swimming, or exercising then you
will enjoy the Feather Sound Country Club.

Feather Sound Country Club includes:the 9-Har-Tru(R) tennis courts, a 60,000 gallon pool, the recently-renovated Feather Sound clubhousethat features a fitness center along with a new wine cellar, men’s locker room, grand ballroom, grille room, grand lobby, and a main dining room with a spectacular veranda.

Today, I found these Feather Sound Condos and Villas for Sale in Tampa Bay:

65-Condos and Villas for sale from $339,900 to $139,900 in Feather Sound.

The 3-bedroom condos for sale range in price from $339,900 to
$229,900 in Feather Sound.

The 2-bedroom condos for sale range in price from $245,000 to
$139,900 in Feather Sound.

In addition, I found these Tampa Bay Town Homes for sale in Feathersound:

15-Townhouses for sale from $795,000 to $187,000 in Feather Sound FL.

The 3-bedroom units are priced from $795,000 to $337,900 in Feather Sound FL.

The 2-bedroom units are priced from $226,900 to $187,000 in Feather Sound.

Tampa Bay Luxury Real Estate - Golf, Tennis, Pools

Are you looking to buy a or Tampa Bay Luxury Real Estate where you can enjoy our beautiful green golf course communities, playing tennis all year long and dining and entertaining at local country clubs? Looking for an easy commute to Tampa? Something Close to our Tampa Beaches? We can help you find your dream home, condo, villa or townhome. Here’s what some of our past clients have to say about how we helped them….

** CLICK ON PHOTOS BELOW TO SEE CLIENT VIDEO TESTIMONIALS **

Buyers tell us that selecting the best Tampa Bay Real Estate Agent, online or from a distance, can be a challenge. Some of our past clients agreed to share their experiences and tell you why they think you should work with us.

Click on the photos below and meet some of our clients and now friends…we’d love to be YOUR choice too!

Want more info, click to Search all Clearwater MLS listings includes all the homes and condos for sale in the Tampa MLS!

Clearwater Beach Florida – Clearwater 78 – Portland 19. No, this is not a basketball or football score – LOL – it is the forecasted high temperature for December 24, 2007.

As you can imagine, we are wearing shorts, tee-shirts, flip-flops, and drinking margaritas on our boats AGAIN today – HOHUM, and most of the folks who live up north are getting more ice and snow.

Not to mention the great real estate deals available here on Clearwater Beach.

Just today, I saw a great condominium for sale in Sand Key Florida in one of our premier waterfont communities on Sand Key. It has a boat dock and a 50′ deck overlooking the marina, pool, tennis courts and great sunsets.

Sand Key Beach Condominums | Florida Luxury Real Estate Report 2007

Sand Key Condos SOLD First Quarter 2007

16-Sand Key condos sold ranging from $2,660,000 to $280,000
The average condo on Sand Key Florida sold a price of $674,000
The average dollars/square foot for a Sand Key Luxury Condo was $430/sf
The average days on market for Sand Key Beach Condos was 86 days

Sand Key Condos SOLD Second Quarter 2007

26-Sand Key condos sold ranging from $1,700,000 to $228,000
The average condo on Sand Key Florida sold price was $612,000
The average dollars/square foot for a Sand Key Luxury Condo was $389/sf
The average days on market Sand Key Beach Condos was 166 days

Sand Key Condos SOLD Third Quarter 2007

27-Sand Key condos sold ranging from $2,795,000 to $163,000
The average condo on Sand Key Florida sold price was $708,000
The average dollars/square foot for a Sand Key Luxury Condo was $406/sf
The average days on market Sand Key Beach Condos was 160 days

Sand Key Condos SOLD Fourth Quarter 200740-Sand Key condos sold ranging from $2,079,000 to $280,000
The average condo on Sand Key Florida sold price was $605,000
The average dollars/square foot for a Sand Key Luxury Condo was $383/sf
The average days on market Sand Key Beach Condos was 131 days

Sand Key Real Estate - Sand Key Condos

Are you looking to buy a Sand Key Condo or Sand Key Real Estate where you can enjoy our beautiful Pinellas Gulf Coast beaches? Here’s what some of our past clients have to say about how we helped them….

** CLICK ON PHOTOS BELOW TO SEE CLIENT VIDEO TESTIMONIALS **

Buyers tell us that selecting the best Clearwater Beach Real Estate Agent, online or from a distance, can be a challenge. Some of our past clients agreed to share their experiences and tell you why they think you should work with us.

Click on the photos below and meet some of our clients and now friends…we’d love to be YOUR choice too!